5209 Spotswood Rd · Norton, VA 24273

$147,333

2 bd · 1.0 ba · 1,069 sqft · SingleFamily public records · 10 Days on market

0.50 ac lot Est $154k · at est.

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +15.5/30.0
• ARV discount +9.4/15.0
• Schools +6.3/10.0
• Appreciation +5.1/10.0
• DSCR +4.8/10.0
• Livability +3.7/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Cute, quaint and convenient! Location is always important! Within just a few miles of this home! Restaurants, shopping(both big box stores and small local businesses), hospitals/doctors offices, entertainment/local outdoor attractions, state and National parks and forest, multiple schools and colleges and so much more!!! Make your appointment for a private showing today! Buyers and buyers agents to verify All Information contained in this listing. Subject to Errors and Omissions.

Key facts

• 0.5 acre lot
• Garage
• Listed 10 days

Property features AI

Exterior

• Parking: Carport (2 spaces); Detached parking; Gravel parking area
• Utilities: Public water; Public sewer
• Home design: Single-family house; One level
• Construction: Vinyl siding; Composition roof; Block and pier/pillar foundation; Built as a house
• Exterior features: Covered front porch; Porch; Other exterior features; Outbuilding; Sloped lot; Has view

Interior

• Kitchen: Electric range; Refrigerator; Dishwasher not listed
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Heat pump (heating and cooling); Coal stove; Wood stove; Central air
• Interior features: See remarks; Basement with partial dirt floor; Wood-burning stove in basement
• Laundry & utility: Washer; Dryer; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $147k.

Deal economics

• At list price, monthly cash flow is $59 ($708/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (20.2% below list).
• Recommended offer: $118k (20.2% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 4.4% in Norton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 74/100 on livability (#139 in VA, #4,441 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: commute D, crime F, amenities F.
• Wise County Public School District (town): math 74% / reading 79% proficiency, ranked #11 of 131 in VA (top 8%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Union Primary (math 72% / reading 79%, grade A, #207 of 1,108 statewide, top 19%, 861 students, 84% FRL); Union Middle (math 58% / reading 70%, grade B+, #127 of 342 statewide, top 37%, 583 students, 89% FRL); Central High (math 87% / reading 87%, grade A, #16 of 319 statewide, top 5%, 674 students, 81% FRL) — zoned schools average 84% FRL vs 55% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 40 active listings in the ZIP; 17 units permitted in Wise County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($1k loan paydown + $209 appreciation (0.1% local appreciation)).
• Wise County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $65k; list at $147k implies a 127% gain — meaningful room to come down on a strong offer.

Recommended offer $117,645 (20.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.80% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.72%
• DSCR: 1.08
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $153,936
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
723 Park Ave	0.58mi	2/1.0	968 (-9%)	2mo	$139,000	$144	56

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $362
• Equity at exit: $43,829

10-year hold

• IRR: 5.6%
• Equity multiple: 1.61×
• Total profit: $25,309
• Equity at exit: $53,529

Cash invested: $41,253 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 55 Moderately Landlord-Leaning
• State Virginia: 55 Moderately Landlord-Leaning · D+2
• County: — inherits STATE
• City: — inherits STATE

VRLTA gives some tenant protections; Northern Virginia courts slower; rural VA landlord-leaning.

Methodology + full state rankings →

ZIP-level market 24273

• Home prices YoY: 0.1%
• Active inventory: 40
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,176 medium
• Mortgage (P&I): −$773
• Tax from tax record: −$36 /mo · $436/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $59

Break-even live

Break-even rent $1,102

Max offer price $147,333

Occupancy floor 90%

Sensitivity live

Price	-10% $142	-5% $101	+0% $59	+5% $17	+10% $-24
Rent	-10% $-34	-5% $13	+0% $59	+5% $106	+10% $152
Rate	-1.0pp $133	-0.5pp $97	base $59	+0.5pp $21	+1.0pp $-18

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $36,833
• Closing costs: $4,420
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-21
   days on market $147,333 Active 10 DOM
2. 2026-06-21
   days on market $147,333 Active 9 DOM
3. 2026-06-18
   days on market $147,333 Active 7 DOM
4. 2026-06-17
   days on market $147,333 Active 6 DOM
5. 2026-06-16
   days on market $147,333 Active 5 DOM
6. 2026-06-15
   days on market $147,333 Active 4 DOM
7. 2026-06-15
   days on market $147,333 Active 3 DOM
8. 2026-06-13
   days on market $147,333 Active 2 DOM
9. 2026-06-12
   remarks 484-char remark
10. 2026-06-12
    listed $147,333 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast VA · Resets to sale price

• Current annual tax: $436 · $36/mo
• Projected year-2 tax: $1,208 · $101/mo
• Expected delta: +$772/yr (+$64/mo · 177.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,117
• − Mortgage interest: −$8,253
• − Property taxes: −$436
• − Insurance: −$737
• − Repairs & maintenance: −$1,129
• − Management: −$1,129
• − Depreciation: −$4,286
• Taxable loss: −$1,853
• Est. tax savings @ 24.0%: +$445
• After-tax cash flow: $1,153/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Wise County Public School District
• NCES district ID: 5104080
• Math proficiency: 74% ▼ -20.00%
• Reading proficiency: 79% ▼ -7.00%
• Median HH income: $35,624
• Composite: 63.37/100
• National rank: #625
• State rank: #11 of 131 in VA

Livability — Norton

• Score: 74/100
• State rank: #139
• US rank: #4441

Category grades

Amenities F Commute D Cost of living A+ Crime F Employment F Housing C+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,860

Population outlook (Wise County) Hauer SSP2

• Today (2025): 35,714 people
• By 2030: 33,742 · -5.5%
• By 2040: 29,870 · -16.4%
• By 2050: 26,233 · -26.5%
• By 2075: 18,296 · -48.8%
• By 2100: 12,147 · -66.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Italian 2% Romanian 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Wise

• 2024 margin: Solid R (+63.3) · D 18.1% · R 81.4%
• 2008→2024 swing: -35.6pp toward R · 2008: -27.7pp · 2024: -63.3pp
• All cycles: 2024: R+63.3 2020: R+61.7 2016: R+62.0 2012: R+48.8 2008: R+27.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.14%
• Current HPI: 140.9507
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.40%
• F500 in state: 50

Industry mix (Fortune 500 HQ in VA)

Industry	F500 HQs	Revenue
▸Aerospace / Defense	4	$236B
▸Technology / Defense	3	$32B
▸Financial Services	2	$176B
▸Utilities	2	$27B
▸Insurance	2	$25B
▸Technology	2	$15B

Price history

+1813.4% since first listed

3 events — show timeline

• 2026-06-11 Listed $147,333 TVRMLS
• 2018-05-02 Sold (Public Records) $65,000 Public Records
• 2000-05-12 Sold (Public Records) $7,700 Public Records

Property tax history

+4.3%/yr

Latest (2025): $436 · +0.0% YoY. Source: county tax records.